Real Estate Investing in Morgan, Utah (84050)
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Should you buy in 84050 (Morgan, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Morgan, UT (84050)?
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Market Analysis: 84050 Morgan
ZIP 84050 inside Morgan County looks affordable on the surface — median value of $745K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 84050 is impressive only for operators who understand what they are buying. A $745K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Morgan have seen price recovery that 84050 has not matched. Morgan County data supports the view that the spread is structural rather than temporary.
Employment concentration in 84050 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 84050 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Morgan:
Property Strategy for 84050
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $545,145 | $2,140 | 2.8% | +6.9% | $181,715 |
| 4BR | $731,393 | $2,590 | 2.5% | +7.3% | $182,848 |
| 5BR | $923,446 | — | — | +8.3% | $184,689 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84050 Compare?
| Metric | 84050 | Morgan | Ogden-Clearfield, UT | Utah |
|---|---|---|---|---|
| Home Value | $745,471 | $745,471 | N/A | $530,173 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.0% |
| Avg Rent | $3,400 | $3,400 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84050 (Morgan, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $745,471 |
| Monthly Rent | $3,400 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 84050
Population: 12,247
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 84050
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,755 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Morgan, UT?
The median home value in Morgan, UT is roughly $745K. That puts it reasonable relative to the UT statewide average.
Is it easy to find good tenants in Morgan, UT?
Working renters make up the core of the Morgan, UT tenant base. The pool is reasonable for investors targeting long-term holds.
Which real estate strategy fits Morgan, UT?
Most investors in Morgan, UT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Can I live-in-and-rent in Morgan, UT?
House hacking in Morgan, UT is reasonable to execute. Prices around $745K and rents of $3,400/mo solid owner-occupant economics.
Is Morgan, UT good for landlords?
Landlord-friendliness in Morgan, UT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 84050 now. You don’t know where it ranks.
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How 84050 ranks in Ogden-Clearfield, UT
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